2932 Site Plan Control By-LawTHE CORPORATION OF THE
TOWN OF TILLSONBURG
BY-LAW NUMBER
r �_ 2
�Vba, y
WHEREAS Section 41 of the Plannina Act, R.S.O. 1990, as amended, provides
inp art that where in an Official Plan an area is shown or described as a proposed site
Ian control area, the Council of the local municipality in which the proposed area is
p iiy y
situate may, b by-law, designate the whole or any part of such area as a site plan
control area and may delegate ate to either a Committee of the Council or to an appointed
officer of the municipality any of the Council's powers or authority under that section;
AND WHEREAS in the Oxford County Official Plan, the whole of the Town of
Tillsonburg is described as a site plan control area and the Council of the Town of
Tillsonburgconsiders it appropriate to designate the whole of the Town of Tillsonburg
pp
as a site plan control area;
AND WHEREAS under Section 41(13) of the Plannina Act, R.S.O. 1990, as
amended, the Council of the Town of Tillsonburg deems it desirable to delegate
Council's site plan control powers to a Committee of Council;
AND WHEREAS the Town of Tillsonburg requires applications for building
constructionp ermits to be accompanied by plans and drawings referred to under
Section 41 (4) of the Planning Act, R.S.O., and by one or more agreements with
the Corporation that deal with or ensure the provision and maintenance of any facilities,
works or matters to be provided in conjunction with all buildings and structures to be
erected and any facilities, works or matters mentioned in Subsection 41(7) of that Act;
AND WHEREAS the Council of the Town of Tillsonburg hereby repeals By-law
No. 2843, and replaces it with this by-law.
THEREFORE, the Council of the Corporation of the Town Tillsonburg enacts as
follows:
The Corporation of the Town o A.
Tillsonburg By-law Number
1.0 DEFINITIONS
In this By-law, unless a contrary, intention appears:
1.1 "Act" means the l Act,,.-R.S.O. 1990, c.P.13, as amended;
Page 2
1.2 "Development Coordinating Committee" means the Development
Coordinating Committee appointed by the Council of the Town of
Tillsonburg. The members of the Development Coordinating Committee
are outlined in Schedule "B" to this by-law;
1.3 "Corporation" means the Corporation of the Town of Tillsonburg;
1.4 "Council" means the Municipal Council of the Corporation;
1.5 "Development" means:
1.5.1 the construction, erection or placing of one or more buildings or
structures on the land, or;
1.5.2 an interior or exterior addition or alteration to a building or structure
on ap roperty that has the effect of increasing the usability of the
property;
1.5.3 an addition or alteration to a building or structure on a property that
has the effect of increasing the size of the building or structure in
an industrial zone by more than 30% of the gross floor area or
increasing the size of the building or structure in all other zones by
more than 20% of the gross floor area;
1.5.4 the laying out and establishment of a commercial parking lot
resulting in five (5) or more spaces, or
1.5.5 the laying out and establishment of sites for the location of three or
y
more trailers as defined in the Municipal Act or of the sites for the
location of three or more mobile homes as defined in subsection
46(l) of this Act or of sites for the construction, erection or location
of three or more land lease community homes as defined in
subsection 46(1) of this Act; or
1.5.6 an amendment to an existing site plan, elevation plan, landscape
plan, and/or servicing plan or an amendment to an existing site
plan agreement with the Town of Tillsonburg;
1.6 "Official Plan" means thE: Oxford County Official Plan as amended from
time to time;
1.7 "Site Plan Design Guidelines" means Schedule "A" to this by-law;
The Corporation of the Town V
Tillsonburg By-law Number
Page 3
1.8 "Usability" means a change in the use of a property which would:
1.8.1 result in a change in the amount of noise, lighting, odour and/or
vibration which is generated on the property;
1.8.2 alter the ingress/egress of the property;
1.8.3 alter the traffic flow on or around the subject property, including the
installation of a drive-through;
1.8.4 alter the parking requirements;
1.8.5 alter the hours of operation.
2.0 SITE PLAN CONTROL AREA
The whole of the Town of Tillsonburg as constituted from time to time is hereby
designated as a site plan control area.
2.1 EXEMPT CLASSES OF DEVELOPMENT
The following classes of development may be undertaken without the approval of plans
and drawings otherwise required under Subsection 41(4) or 41(5) of the Planning Act,
and this by-law does not apply to such classes:
2.1.1 A building which is constructed, erected or placed for the purpose of a
single detached, semi-detached, or duplex dwelling unit;
2.1.2 An addition or alteration to a building or structure mentioned in Section
2.1.1;
2.1.3 Agricultural and farm-rE;lated buildings, building additions, building
alterations or structures that are utilized in farming operations, but not
including g a ricultural-commercial or industrial operations such as farm
equipment ui ment sales and service, farm supply sales and agricultural storage,
service or supply establishments.
The Corporation of the Town of---
Tillsonburg By-law Number -2
3.0 APPLICATION FOR APPROVAL
Page 4
Every application for a permit to construct a building or structure or an addition or
alteration to a building or structure shall be accompanied by the following plans,
specifications, documents and information:
3.1 the plans referred to in Paragraph 1 of subsection 41(4) of the Act,
showing the location of all buildings and structures to be erected and
showing the location of all facilities and works to be provided in
conjunction with the building or structure and all the facilities, works and
matters referred to in Clause 41(7)(a) of the Act in accordance with the
Site Plan Design Guidelines, attached as schedule "A" to this by-law;
3.2 the drawings referred to in Paragraph 2 of Subsection 41(4) of the Act in
accordance with the Site Plan Design Guidelines;
3.3 one or more agreements with the Corporation in the form in Schedule
"C" to this by-law dealing with the provision and maintenance of the
facilities and works to tie provided in conjunction with the building or
structure and the facilities, works and matters mentioned in Subsection
41(7) of the Act in accordance with the plans and drawings approved
pursuant to the Act and this by-law and in accordance with the Site Plan
Design Guidelines;
3.4 where required under an agreement referred to in Section 3.3, security,
in the form of cash, certified cheque or a letter of credit, to protect the
Corporation in respect of its liability for holdback and costs under
Subsection 17(4) of the Construction Lien Act R.S.O. 1990. c. C.30. as
amended, and to assure satisfactory provision and maintenance of the
facilities and works to be provided in conjunction with the building or
structure and the facilities, works and matters mentioned in Subsection
41(7) of the Act in accordance with the plans and drawings approved
pursuant to the Act and this by-law and in accordance with the Site Plan
Design Guidelines. The security will be equal to the greater of $1,000 or
the dollar value of fifty percent of the costs of all site work of the
development, including but not limited to, asphalt, curbing, servicing,
and landscaping.
The Corporation of the Town
Tillsonburg By-law Number.Y
4.0 PROVISION AND MAINTENANCE OF FACILITIES
Page 5
As a condition to the approval of the plans and drawings referred to in subsection 41(4)
of the Planning Act, the owner of the land is hereby required to:
4.1 provide in accordance with the Site Plan Design Guidelines and at no
expense to the Corporation the facilities, works or matters mentioned in
Section 41(7)(a) of the .Act approved in accordance with Section 41 of
the Act and shown of the plans and drawings; and
4.2 maintain in accordance with the Site Plan Design Guidelines and at the
sole risk and expense of the owner the facilities or works mentioned in
paragraphs 2 to 9 (inclusive) of Section 41(7)(a) of the Planning Act and
shown on the plans and drawings, approved in accordance with Section
41 of the Act, including the removal of snow from access ramps and
driveways, parking and loading areas and walkways.
5.0 DELEGATION TO TOWN OF TILLSONBURG
DEVELOPMENT COORDINATING COMMITTEE
Whereas Section 41(13) of the Act, permits the delegation of the site plan control
function to either a Committee of Council or an appointed officer of the municipality, the
function to approve plans and drawings required for any site plan control area in the
Town and to impose necessary conditions of approval are hereby delegated to the
Town of Tillsonburg Development Coordinating Committee, in accordance with the
following:
5.1 the Oxford County Public Health and Planning Department shall consult
with and circulate copies of all site plans and drawings, to the
appropriate municipal departments and agencies to ensure compliance
of plans and drawings and other facilities and works proposed with the
requirements of the by-laws and/or statutes administered by such
departments and agencies;
5.2 the Town of Tillsonburg Development Coordinating Committee shall
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report all site lanapp applications received and all decisions rendered to
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the Council of the Town of Tillsonburg;
5.3 the Town of Tillsonburg Development Coordinating Committee shall
determine the conditions of approval to the site plan in accordance with
the standing policies of Town of Tillsonburg;
The Corporation of the Town o A
Tillsonburg By-law Number
Page 6
5.4 in the event of a dispute between the Town of Tillsonburg Development
Coordinating Committee and an applicant regarding site plans, drawings
or conditions of approval, the applicant may appeal the decision of the
Committee to Town Council;
5.5 the Council of the Town of Tillsonburg may, by resolution, require that
the Town of Tillsonburg Development Coordinating Committee not
approve plans or drawings of a proposed development and shall refer
such plans or drawings directly to Council;
5.6 the site plans and drawings approved by the Development Coordinating
Committee shall be stamped and signed as approved by the Director of
Public Health and Planning for the County of Oxford, or in his/her
absence, by the Tillsonburg Town Planner for the County of Oxford;
6.0 EXERCISE OF POWER
The exercise of the powers, authority or appointment delegated or made under Section
5.0 of this by-law is subject to the following:
6.1 The Development Coordinating Committee shall approve the plans and
drawings referred to in Subsection 41(4) of the Act except where,
6.1.1 the proposed facilities, works or matters shown on the plans and
drawings do not comply with any applicable zoning by-law or are
not substantially in accordance with the Site Plan Design
Guidelines attached as Schedule "A" to this by-law, or
6.1.2 the application under Section 3.0 of this by-law for approval of the
plans and drawings is incomplete.
6.2 As a condition to the approval of plans and drawings referred to in
Subsection 41(4) of the Act, the Development Coordinating Committee
may require that the owner of the land enter into one or more agreements
referred to in Section 3.3 of this by-law.
6.3 The powers or authority under Sections 41(7)(b) and (c) of the Act with
respect to any of the facilities, works or matters mentioned in Section
41(7)(a) of the Act shall be exercised by the Development Coordinating
Committee on the advice: of the officer of the Corporation holding the
position from time to time of Director of Operations or his/her delegate.
The Corporation of the Town
Tillsonburg By-law Number
Page 7
6.4 The provisions of the Site Plan Design Guidelines be applied in each
circumstance as it arises with such variations or modifications as the
circumstances may require so long as each applicable provision is given
effect according to its true intent and purpose.
6.5 The form or wording of the agreement in Schedule "C" shall be used with
such variations or modifications as circumstances may require so long as
the substance is not changed or affected and any variance from Schedule
"C", not being in manner of substance, does not affect the regularity of
any agreement.
7.0 LAPSING OF APPROVAL
An approval by the Development Coordinating Committee of plans and drawings
referred to in Subsection 41(4) of the Act lapses,
7.1 where a building permit is required for the development:
7.1.1 at the expiration of one year from the date of approval if, within the
one year period, no building permit is issued for the development;
7.1.2 and a building permit is issued for the development but the owner
has not started construction within one year of date of issuance of
the building permit or the construction of the development has not
been completed within two years of the date of issuance of the
building permit; or
7.1.3 upon the revocation at any time of any building permit issued for
the development; and
7.2 where no building permit is required for the development but the owner
has not started construction within one year of date of site plan approval
or the construction of the development has not been completed within two
years of the date of site plan approval.
7.3 The lapse of an approval is effective upon written notice revoking the
approval by the Director of Public Health and Planning for the County of
Oxford, or in his/her absence, the Tillsonburg Town Planner of the County
of Oxford to the owner or-, where an agreement has been registered, upon
the registration of a notice that the approval is revoked and the agreement
is terminated.
The Corporation of the Town o
3 Page 8
Tillsonburg By-law Number g
8.0 FAILURE TO ACT / APPEAL TO TOWN COUNCIL
Where the Development Coordinating Committee does not approve the plans and
drawings referred to in Subsection 41 (4) of the Act within thirty days after they are
submitted to the Municipality for approval or where the owner of the land is not satisfied
with any of the requirements made by -the Development Coordinating Committee under
Subsection 41(7) of the Act or with any part thereof, including the terms of any
agreement required, the owner of the Land may, by written notice to the Town of
Tillsonbur Chief Administrative Officer/Clerk and submission of the application fee as
g
outlined in Schedule "B" to this By-law,, request that the plans or drawings or the
t requirements or arts thereof or the agreement, be referred to Council,
unsatisfactory q p
and,
8.1 Council shall hear the owner or afford the owner an opportunity to be
heard as soon as practicable after the decision of the Development
Coordinating Committee, and
8.2 shall consider the report and recommendation of the Committee and
determine the matter in issue, settle and determine the details of the plans
or drawings and approve the same, settle and determine the
requirements, including the provisions of any agreement.
9.0 COUNCIL APPROVAL AT TIME OF REZONING
In an respect of specific development:, at the time Council recommends the approval of
p Y p
any g zonin or rezoning by-law for the development, Council may on its own initiation:
9.1 take over the powers of the Development Coordinating Committee to
approve the plans and drawings and impose requirements pertaining to
the development, and thereafter the Committee shall not approve such
plans and drawings or impose requirements pertaining to the
development, except as provided by this clause;
9.2 hold one or more public meetings, at which the owner shall be afforded an
opportunity to be heard, for the purpose of considering the plans and
drawings and requirements pertaining to the development, and as soon as
practicable thereafter make a recommendation concerning the approval of
the plans and drawings pertaining to the development and any
requirements under subsection 41(7) of the Act, including the provision of
any agreement required;
The Corporation of the Town o
Tillsonburg By-law Number,., Page
10.0 EXECUTIVE ACTS AUTHORIZED
The Mayor and Town Chief Administrative Officer/Clerk are hereby authorized to
execute on behalf and under the seal of the Corporation any document necessary to
give further effect to the provisions of this by-law.
1 :4 � I Is] kqe] :4 iv,
11.0 DEVELOPMENT WITHOUT APPROVED PLANS
Every person who, without having plans or drawings approved in accordance with
Section 41 of the Act, undertakes any development in the site plan control area
designated by this by-law is pursuant to section 67 of the Act, is guilty of contravening
section 41 of the Act.
12.0 FAILURE TO PROVIDE OR MAINTAIN FACILITIES, ETC.
Every person who undertakes any development in the site plan control area designated
by this by-law without providing or maintaining any of the facilities, works or matters that
are mentioned in clause 41(7)(a) of the Act and that are required by the Corporation
under that clause as a condition to the approval of plans or drawings in accordance with
section 41 of the Act is, pursuant to section 67 of the Act, guilty of contravening section
41 of the Act.
13.0 FAILURE TO ENTER INTO AGREEMENT
Every person who undertakes any development in the site plan control area designated
by this by-law without entering into one or more agreements with the Corporation that
deal with or ensure the provision or maintenance of any of the facilities, works or
matters and that the person is required by the Corporation to enter into under that
subsection as a condition to the approval of plans and drawings in accordance with
section 41 of the Act is, pursuant to section 67 of the Act, guilty of contravening section
41 of the Act.
14.0 PENALTY UPON CONVICTION
Every person who contravenes any prevision of this by-law, upon conviction, is guilty of
an offence and is liable to any penalty as provided in the Planning Act.
The Corporation of the Town of -
Tillsonburg By-law Number
15.0 FACILITIES , ETC. PROVIDED BY THE TOWN
Page 10
In default of an owner of land, in the future, providing or maintaining any of the facilities,
works or matters that are to be provided in conjunction with all buildings and structures
to be erected or that are mentioned in section 41(7)(x) of the Act and that are required
by the Corporation as a condition to the approval of plans or drawing referred to in
section 41(4) of the Act, the Council may by by-law direct that such facilities, works or
matters shall be provided or maintained by or on behalf of the Corporation at the
expense of the owner and the expense incurred in doing so shall be recovered
15.1 by use of any cash or security bonds furnished to the Corporation under
section 3.4 of this by-law;
15.2 by action;
15.3 in a like manner as municipal taxes;
15.4 in annual instalments pal able by the owner, with interest, not exceeding
ten years.
READ a first and second time this 14th day of February, 2000
READ a third time and finally passed this 14th day of February, 2000
w
Schedule "A'to By-law No. gs
SITE PLAN APPROVAL
GUIDELINES
TOWN OF TILLSONBURG
Prepared by the County of Oxford
Department of Public Health and Planning
Prepared May 1998
(Revised February 2000)
TABLE OF CONTENTS
Site Plan Approval Process ........................................ 1
SECTION III - Ai)dmcation Requirements
1.0 Explanatory Note ................................................. 4
p rY
2.0 Site Plan Requirements............................................
3.0 Landscape Plan Requirements......................................
6
4.0 Site Servicing Plan Requirements .................................... 6
4.1 SanitarySewer Systems......................................6
4.2 Storm Drainage Systems ...............................••••••6
4.3 Water System .............................................. 7
Y Y
4.4 Hydro System .............................................. 7
5.0 Building Elevation and Cross -Section Drawings Requirements .............. 7
1.0 GENERAL OBJECTIVES AND GUIDELINES ...........................
8
1.1
Location of Buildings and Facilities ..............................
8
1.2
General Guidelines for Building Orientation .......................
8
1.3
General Guidelines for Form ...................................
8
1.4
Guidelines for Handicapped Persons or Senior Citizens .............9
2.0 RESIDENTIAL OBJECTIVES AND GUIDELINES ........................9
2.1
General Guidelines for Residential Building Orientation ..............
9
2.2
Guidelines for Multi -family Residential Setbacks and Separation
Spaces.............................................
10
2.3
Guidelines for Private Outdoor Amenity Areas for Residential
Development .........................................
11
2.4
Guidelines for Children's Play Areas in Residential Development .....
11
2.5
Guidelines for Parking and Loading Facilities and Internal Driveways ..
12
2.6
Guidelines for Residential Development in Proximity to
Railway Lines and Other Sources of Noise .................
12
3.0 COMMERCIAL OBJECTIVES AND GUIDELINES ......................
12
3.1
General Guidelines for Commercial Development .................
12
3.2
Guidelines for Commercial Development in the Downtown ..........
13
1
4.0 PARKING, DRIVEWAY AND LOADING OBJECTIVES AND GUIDELINES ... 13
4.1 Guidelines for Parking Areas ................................. 13
4.2 Guidelines for Parking Structures .............................. 14
4.3 Guidelines for Internal Driveways .............................. 15
4.4 Guidelines for Off -Street Loading Facilities ....................... 15
4.5 Guidelines for Fire Department Access .......................... 16
5.0 ACCESS AND ROAD WIDENING OBJECTIVES AND GUIDELINES ....... 16
5.1 Guidelines for Access ....................................... 16
5.2 Guidelines for Road Widenings and Site Triangles ................. 16
6.0 PEDESTRIAN FACILITY OBJECTIVES AND GUIDELINES ............... 17
6.1 Guidelines for Pedestrian Facilities ............................. 17
7.0 LIGHTING OBJECTIVES AND GUIDELINES .......................... 17
8.0 LANDSCAPING AND BUFFERING OBJECTIVES AND GUIDELINES ...... 18
8.1 Definitions of Landscaping ................................... 18
8.2 Screening ................................................ 18
8.3 Ornamental Planting ........................................ 19
8.4 Preservation of Existing Landscape Elements .................... 19
8.5 Plant Selection ............................................ 19
9.0 WASTE STORAGE FACILITIES OBJECTIVES AND GUIDELINES ......... 20
9.1 Design Features of Waste Storage Facilities and Enclosures ........ 20
10.0 GRADING AND DISPOSAL OF STORM, SURFACE AND WASTE WATER .. 21
10.1 Storm Water Retention Systems ............................... 21
10.2 Waste Water Systems ....................................... 21
11.0 TREE PROTECTION STANDARDS ................................. 22
12.0 COMMUNITY MAILBOXES ........................................ 22
13.0 EASEMENTS ................................................... 23
14.0 PUBLIC MEETING ............................................... 23
15.0 SECURITY DEPOSIT ............................................ 23
2
FILE No.
RECD:
DATE APPLICATION CONSIDERED
COMPLETE:
TOWN OF TILLSONBURG
SITE PLAN APPROVAL APPLICATION FORM
The undersigned hereby request the Town of Tillsonburg to consider a Site Plan
Control application pursuant to Section 41 of the Planning Act on the lands hereinafter
described.
0
a)
BACKGROUND INFORMATION
Applicant's Name
Applicant's Address
Telephone Number
b) Registered Owner (if other than applicant)
C)
Owner's Address
Telephone Number
Location of Subject Land
Lot Number(s)
Part Number(s)
Street Address (if any)
The subject land is located on the
between
P.I.N.
Fax Number
Fax Number
Plan No. or Concession
Reference Plan
Street and
Application Form - Page 1 of 5
side of the street lying
Street.
1.
d)
e)
f)
7�
2.
BACKGROUND INFORMATION - (cont'd)
Existing use of Subject property
Specific indication of proposed ruses of land and buildings
Official Plan Designation (where applicable)
Schedule T-1 - Land Use Plan
Schedule T-2 - Residential Density Plan
Zoning By-law - Existing Zoning
- Requested Zoning
SITE INFORMATION
•�
1, :1 (61TI m•�
Lot Frontage
Lot Depth
Lot Area
Lot Coverage
Front Yard
Rear Yard
Interior Side Yard
Exterior Side Yard (corner lot)
Landscaped Open Space (%)
No. of Parking Spaces
No. of Loading Spaces
Width of Planting Strip
Driveway Width
Handicap Spaces
Other (Specify)
REQUIRED PROPOSED
by Zoning By-law 81-1994
as amended
Application Form - Page 2 of 5
2. SITE INFORMATION - (cont'd)
a) onino Provi (cont'd)
Total number of off-street parking
spaces existing
Number of off-street parking spices
proposed (include existing &proposed)
Number of off-street loading
facilities existing
Number of off-street loading facilities
proposed (include existing &proposed)
• •�• -* 0 OWN re ��
Ground Floor Area of Existing Buildings(s)
Ground Floor Area of Proposed Development
Total Ground Floor Area (including
existing &proposed)
Number of Storeys proposed
Building Height Proposed
Total Gross Floor Area Proposed (including
existing and proposed)
3. COMPLETE AS APPLICABLE:
a) MULTIPLE FAMILY RESIDENTIAL
Landscaped Area
Conversion or Addition to Existing Residential Buildings
Amenity and/or Children's Play Area
UNIT BREAKDOWN
Type
Bachelor
One -Bedroom
Two -Bedroom
Three -Bedroom
Number of Units
Application Form - Page 3 of 5
sq m
Yes No
Yes No
Floor area of Unit Type
3. COMPLETE AS APPLICABLE: - (cont'd)
a) MULTIPLE FAMILY RESIDENTIAL - (cont'd)
Other Facilities provided (eg. play facilities, underground parking, games rooms,
swimming pool, etc.)
b) COMMERCIAL/INDUSTRIAL USES
No. of Buildings Proposed
Conversion or Addition to Existing Building
Describe
Yes No
Gross Floor Area (breakdown by type of use, eg. - office area, retail, storage,
manufacturing area, etc.)
Seating Capacity (for rest. or assembly hall, etc.)
Describe Type of Business Proposed
No. of Staff Proposed - Initially _
Open Storage Required
Describe type, location, and buffering (if any)
Phasing if any
In future (5 yrs)
Yes No
If residential use proposed as part of, or accessory to commercial/industrial use,
please complete Sec. 3a also
C) INSTITUTIONAL, OPEN SPACE OR OTHER USES
Describe Type of Use Proposed
No. of Beds (if applicable)
Gross Floor Area by Type of Use
(eg. office, common rooms, storage, etc.)
Landscaped Area
Application Form - Page 4 of 5
sq m
Dated this day of
of the
in the
Signature of Applicant
of
of
20
DO SOLEMNLY DECLARE THAT:
All of the statements contained in this application are true and I make this solemn
declaration conscientiously believing it to be true and knowing that it is of the same
force and effect as if made under Oath and by virtue of the Canada Evidence Act.
DECLARED before me at the
of
of
in the
this day of 20 _
A Commissioner, Etc.
Signature of Applicant
Application Form - Page 5 of 5
TOWN OF TILLSONBURG
SITE PLANAPPROVAL GUIDELINES
Section I I
SITE PLAN APPROVAL PROCESS
Section I I
SITE PLAN APPROVAL PROCESS
Town of Tillsonburg
1. The site plan approval process is outlined in the flowchart included in these
guidelines. The Town of Tillsonburg requires that the applicant pre -consult with the
Oxford County Public Health and Planning Department and Town staff prior to the
submission of a formal application. The applicant is encouraged to discuss the
proposal and obtain advice on the appropriate Official Plan designation and Zoning
By-law provisions. This information may assist the applicant in confirming the location
of buildings and structures prior to preparation of grading and servicing drawings.
The applicant may then file a formal application in accordance with the procedure
outlined below.
2. The site plan approval process is initiated by formal application for site plan approval
made to the Town of Tillsonburg. It is anticipated this process will take approximately
30 days from submission to final approval by the Town Development Coordinating
Committee. Application forms are available at either the Town Administration offices
or the Oxford County Public Health and Planning Department office in Woodstock.
3.
Upon receipt of an application for site plan approval, it will be reviewed by the Oxford
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County Public Health and Planning Department for completeness, compliance with
the Tillsonburg Zoning By-law, the Oxford County Official Plan, previous approvals
and necessity for a public meeting.
If the application is complete, an acknowledgement letter will be sent to the applicant
outlining the date of the meeting with the Tillsonburg Development Coordinating
Committee to consider the proposal. The Tillsonburg Development Coordinating
Committee is the approval authority for site plans in the Town of Tillsonburg and its
composition is outlined in Schedule "B". The applicant will be informed if the
application requires revision or if additional information is required.
Town of Tillsonburg Section II
Site Plan Approval Guidelines Pa e 2
The application and plans will be circulated to a number of public agencies as listed
4. pp
below for written comments. These agencies will be informed of the meeting time and
date of the Development Coordinating Committee. The applicant may wish to set up
meetings with representatives of these agencies prior to the meeting of the
Development Coordinating Committee to review the plans and make modifications if
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necessary.
Town Chief Administrative Officer / Clerk
Town Director of Operations
Town Director of Corporate Services
Town Director of Community Services
Town Chief Building Official
Town Police Department
Town Fire Department
Oxford County Director of Public Works
Town Planner - Oxford County Public Health and Planning Department
Long Point Region Conservation Authority (if required)
Other agencies may be circulated depending on the location and scope of the
g Y
application.
5.
Once comments have been received from the agencies, they will be forwarded to
both the applicant and to members of the Development Coordinating Committee.
6. At its meeting, the Town Development Coordinating Committee, will review the
proposal with the applicant and will consider the comments which have been
received. The Committee may approve, reject and/or modify the application and
accompanying plans.
Once site Ian approval has been ranted, a site plan agreement will be prepared by
7. p pp g .. .
the Town Senior Adminstrative Assistant. The site plan must be modified to contain
allppas rovisions approved by Committee. The modified plan will be attached as a
p
Schedule "A" to the siteIan agreement. The Town Planner will forward three copies
p
of the site Ian agreement to the applicant for signature. The applicant will return the
p g g
signed agreements to the Planner in order that they can be registered by the Town
Senior Adminstrative Assistant. One signed copy of the agreement will be returned
to the applicant.
8. Any required security deposit must accompany the signed site plan agreement when
it is returned by the applicant to the Town.
9. The Town Planner will notify the Town Chief Building Official, in writing, once the site
plan agreement has been signed by both the applicant and Town Officials, and the
required securitydeposit has been received. Once the Chief Building Official has
q
received confirmation that the agreement has been signed, and the required security
y
deposit has been received, a building permit may be applied for to the Town Building
p g
Department.
10. Once the site lanagreement has been signed by both parties, the Town Senior
0 p
Town of Tillsonburg Section II
Site Plan Approval Guidelines Page 3
Adminstrative Assistant will register the agreement at the Oxford County Land
Registry. The Town Senior Adminstrative Assistant will notify the Chief Building
Official, in writing, that the agreement has been registered.
11. The applicant's security deposit will be released by the Town once the site plan
agreement has been registered by the Town and the Chief Building Official has
indicated to the Town Planner, in writing, that all inspections of the property to ensure
compliance with the terms of the site plan agreement have been completed. The
applicant will be required to provide any engineer's, surveyor's or other professional
reports to confirm the completion of works (ie. final grading, storm water management
facilities, etc.) on the subject property.
12. If the application is not approved by the Coordinating Committee within 30 days after
it has been received or the applicant is not satisfied with the any of the requirements
made by the Coordinating Committee, including any terms of the required agreement,
the applicant may appeal the decision of the Committee to Town Council by written
notice to the Town Chief Adminstrative Officer / Clerk, together with the additional
application fee outlined in Schedule "B". Town Council will then afford the applicant
an opportunity to be heard as soon as practicable. If the applicant is not satisfied with
the decision of Town Council, the applicant may then appeal the decision to the
Ontario Municipal Board (OMB).
SUMMARY OF SITE PLAN APPROVAL PROCESS - TILLSONBURG
TOWN COUNCIL DEVELOPMENT COORDINATING APPLICANT
'COMMITTEE D c::::
TOWN COUNCIL IS INFORMED OF RECEIPT OF
APPLICATION IN MONTHLY REPORT
DEVELOPMENT CO-ORDINATING COMMITTEE
DECISION APPEALED TO TOWN COUNCIL BY
APPLICANT
TOWN COUNCIL DECISION
PRE -CONSULTATION BETWEEN STAFF AND APPLICANTS
APPLICATION RECEIVED
APPLICATION REVIEWED BY PLANNER
- ZONING COMPLIANCE
- COMPLETE SUBMISSION
- PREVIOUS APPROVALS
- REQUIREMENT FOR PUBLIC MEETING
APPLICATION ACCEPTED
- LIAISON AND/OR DEVELOPMENT CO-
ORDINATING COMMITTEE MEETING DATE
ASSIGNED
PLANNER CIRCULATES PLANS AND MEETING
DATE TO:
1) DEVELOPMENT COORDINATING COMMITTEE
2) COUNTY DIRECTOR OF PUBLIC WORKS
3) DIRECTOR OF COMMUNITY SERVICES
4) UTILITIES
5) FIRE CHIEF
6) OTHER AFFECTED AGENCIES
AGENCY COMMENTS FORWARDED TO
APPLICANT AND DEVELOPMENT
COORDINATING COMMITTEE
DEVELOPMENT CO-ORDINATING COMMITTEE
MEETING
DECISION
PLANS STAMPED BY PUBLIC HEALTH AND
PLANNING DEPARTMENT
TOWN SENIOR ADMINISTRATIVE ASSISTANT
PREPARES SITE PLAN AGREEMENT
:::
CDECISION
LS
B
TOWN PLANNER INFORMS CHIEF BUILDING
OFFICIAL THAT SITE PLAN AGREEMENT HAS
BEEN SIGNED AND SECURITY DEPOSIT HAS
BEEN RECEIVED
CHIEF BUILDING OFFICIAL ISSUES BUILDING
PERMIT
SITE PLAN AGREEMENT REGISTERED BY
TOWN
I CHIEF BUIILDING OFFICIAL COMPLETES I
INSPECTION OF PROPERTY
APPLICATION FORM COMPLETED AND
SUBMITTED WITH SITE PLANS
REQUEST FOR ADDITIONAL INFORMATION
AND/OR ADDITIONAL DRAWINGS
ZONING NON-COMPLIANCE AND REQUEST FOR
REVISED SUBMISSION OR APPLICATION ON
HOLD PENDING REZONING OR COMMITTEE OF
ADJUSTMENT APPROVAL
APPLICANT ADVISED APPLICATION IS
ACCEPTED, IF PUBLIC MEETING IS REQUIRED
AND DATE OF DEVELOPMENT CO-ORDINATING
COMMITTEE MEETING
APPLICANT ADVISED REVISIONS OR
ADDITIONAL INFORMATION IS REQUIRED
APPLICANT ADVISED REVISIONS OR
ADDITIONAL INFORMATION IS REQUIRED
CONDITIONAL APPROVAL SUBJECT TO RE-
SUBMISSION AND APPROVAL OF REVISED
PLANS BY ONE OR MORE AGENCIES
DEFERRAL TO NEXT MEETING
STAMPED PLANS AND CONDITIONS
FORWARDED TO APPLICANT, TOWN
ADMINISTRATION AND TOWN OPERATIONS
SITE PLAN AGREEMENT FORWARDED TO
APPLICANT FOR SIGNING AND TO PERMIT
SUBMISSION OF SECURITY DEPOSIT (IF
REQUIRED)
SIGNED SITE PLAN AGREEMENT AND
SECURITY DEPOSIT RECEIVED BY TOWN
SECURITY DEPOSIT CASHED OR RELEASED TO
APPLICANT
TOWN OF TI LLSON BURG
SITE PLANAPPROVAL GUIDELINES
Section III
APPLICATION REQUIREMENTS
TOWN OF TILLSONBUR(O..03"' SITE PLAN APPROVAL GUIDELINES
Section III
APPLICATION REQUIREMENTS
1.0 Explanatory Note
This application is required for:
1) The construction, erection or placing of one or more buildings or structures on the
land; or,
2 An interior or exterior alteration to a building or structure on a property that has the
effect of increasing the usability of the property;
3 An addition or alteration to a building or structure on a property that has the effect of
increasing the size of the building or structure in an industrial zone by more than 30%
of the gross floor area or increasing the size of the building or structure in all other
zones by more than 20% of the gross floor area;
4 The making or construction of, or addition to, a commercial parking lot resulting in five
or more parking spaces;
5 An amendment to an existing site plan, elevation plan, landscape plan, and/or
servicing plan or an amendment to an existing site plan agreement with the Town of
Tillsonburg,
on property which has been designated as a site plan control area as set out under section
41 of the Planning Act by the Tillsonburg Site Plan Control by-law which has been approved
by the Council of the Town of Tillsonburg. It should be noted that all submissions must meet
the requirements of the Town of Tillsonburg Zoning By -Law and the County of Oxford Official
Plan. This application must be filed in duplicate at one of the following locations:
Town of Tillsonburg
Customer Service Centre
10 Lisgar Avenue
Tillsonburg, Ontario N4G 5A5
Telephone: (519) 842-9200
Fax: (519) 688-0759
County of Oxford
Department of Public Health &Planning
P.O. Box 397, Courthouse
415 Hunter Street,
Woodstock, Ontario N4S 7Y3
Telephone: (519) 539-9800
Fax: (519) 537-3024
The application must be accompanied by a fee as outlined in Appendix "B" in cash or cheque
made payable to the "Treasurer of the County of Oxford".
The application should be completed b,y the property owner or his authorized agent. Where
thea application is being made by an agent, the written authorization of the owner must
pp g
accompany the application. If the application is being made under an agreement of
purchase and sale, a copy of the agreement must be attached and will remain confidential.
0
Town of Tillsonburg Section III
Site Plan Approval Guidelines Page 5
1.0 Explanatory Note - (contd)
The application must be accompanied by sixteen (16) folded copies (folded to 8.5" X 11' or
8.5" X 14") of the site plan, landscaping and drainage plan, site servicing plan, elevation and
cross section drawings, if required. These drawings shall be prepared by a professional
engineer, an Ontario Land Surveyor, a professional architect or other professional
draftsperson and shall in prepared in such a manner to permit registration at the Oxford
County Land Registry Office. Two copies of the plans reduced to 8.5" X 11' or 8.5" X 14"
must also be included for registration purposes. The plans must meet the following
requirements:
2.0 Site Plan Requirements
The site plan requirements are as follows:
a) All site plans and floor plans must be drawn to scale at a maximum of 1:200
and minimum of 1:300. Property dimensions and area, as well as building
location(s) are to be certified by an Ontario Land Surveyor.
b) Location map at a scale of 1:2000 - outline of the development site with
sufficient amount of surrounding area to indicate its general location, with
major adjacent features, such as parks, indicated;
c) title, location (plan and lot number), Property Identification Number ("PIN") and
date;
d) north point and scale;
e) centre line and curb line of adjacent streets, sidewalks and existing street line;
required dedication for street widening purposes and future road widening in
accordance with adopted Town Council and/or County Council Standards;
f) if the site is adjacent to a river or large watercourse, the site plan drawing
should show the location of the surface water at normal flows and the
floodplain boundary, if it has been established by the Long Point Region
Conservation Authority (LPRCA);
g) clear indication of subject property (dimensions and area calculations) and
property details (ie. gross floor area of buildings, percent of landscaped open
space, number of units, E;tc.);
h) approximate location and height of buildings on adjacent sites;
i) adjacent property owned or controlled by the applicant;
j) locations, height and dimensions (front yard, side yards, rear yard) of all
buildings and other structures proposed on the site;
k) location and height of external lighting fixtures;
1) garbage and recyclable storage (including location and enclosure structure);
m) loading and on-site vehicular circulation areas, indicated widths and proposed
direction of traffic flows as well as proposed ramps or access driveways;
n) proposed parking areas, or structures, number of spaces, including spaces for
the handicapped, dimensions of parking spaces, aisles and driveways, location
of pedestrian and vehicular building entrances, and area to be devoted to each
proposed use;
Town of Tillsonburg Section III
Site Plan Approval Guidelines Page 6
2.0 Site Plan Requirements - (contd)
o) proposed drive-thru location showing dimensions, queue spaces, order boards
and drive-thru window(s);
p) proposed snow storage areas;
q) landscaped areas;
r) existing and proposed grades;
s) location and height of free-standing signs; and,
t) location of walkways and bicycle ways.
3.0 Landscape Plan Requirements
The base mapping for the landscape plan should be the finalized site plan. The
landscape plans should be in blackline only, and should include:
a) location by symbol of all existing (to be preserved) and proposed trees and
shrubs (the symbol should reflect the branch spread or canopy of existing
trees and shrubs, and the proposed trees and shrubs at maturity);
b) a list of all species, including common name, botanical name, quantity, size
and condition at planting;
c) planting specifications including sodding;
d) cross-sections to show detailed tree and potted shrub planting methods may
also be required;
4.0 Site Servicing Plan Requirements
The site servicing plan should include:
4.1 Sanitary Sewer Systems
a) drainage piping - location„ from building to private drain connections, size and
grade;
b) private drain connections - existing and new, location, size and grade;
c) control manholes to be located at the street line on private property;
d) all manholes to show invert and finish grade elevations;
e) Ministry of Environment requirements - "private sewers" are to be designed
generally in accordance with "Guidelines for the Design of Sanitary Sewage
Works, Systems, Storm Sewers (interior), Water Distribution Systems and
Water Storage Facilities"„
4.2 Storm Drainage Systems
a) catch basins - locations, proposed elevations for grates and inverts;
b) drainage piping location and all manhole inverts and final grade elevations
from building to private drain connections;
c) private drain connections - existing and new, location, size and grade;
Town of Tillsonburg Section III
Site Plan Approval Guidelines Pa e 7
4.0 Site Servicing Plan Requirements - (contd)
4.2 Storm Drainage Systems - (contd)
d) drainage swales (landscaped areas) - elevations along swale, cross sections
% grade (slope);
e) overland flow - show flow arrows to permit ready identification of overland flow
direction, show existing and proposed elevations along property lines, and key
points on site and abutting properties;
f) flows from adjacent properties - in the event that adjacent private properties
drain onto the site being developed, the storm drainage system is to be
designed to prevent storm water from backing up and creating a flooding or
ponding condition on the adjacent property;
g) weeping tiles - identification how flows will be handled should weeping tiles be
installed;
h) dry well systems and retention systems - the site servicing plan is to display
such relevant detail contained in the consulting engineer's design as will be
necessary to ensure that all design features are implemented by the
contractor;
1) sediment and erosion control measures
4.3 Water System
a) water piping and mains, valves, shutoffs and blowoffs
b) existing and proposed fire hydrants in the vicinity which will service the
development.
4.4 Hydro System
a) transformer and vault location;
b) primary, secondary and service wire and/or cable location
c) service entrance and meter location.
5.0 Building Elevation and Cross -Section Drawings Requirements
For residential buildings containing more than four units and all commercial, industrial
and institutional buildings; building elevation and cross section drawings must be
submitted as follows:
a) the plan submitted to be in blackline - it is preferred that this drawing be
included on the site plan drawing;
b) scale to be shown;
c) elevation of all facades of the building;
d the elevation should show all windows, doors, other openings, and any
mechanical equipment of the roof, including the dimensions of these features.
e) a longitudinal cross-section view through the building to the street line should
be shown; and,
f) the elevation of any sign structure should be shown.
TOWN OF TILLSONBURG
SITE PLANAPPROVAL GUIDELINES
Section IV
SITE PLAN APPROVAL OBJECTIVES AND GUIDELINES
FKOJ
TOWN OF TILLSONBUR(J` SITE PLAN APPROVAL GUIDELINES
Section IV
SITE PLAN APPROVAL OBJECTIVES AND GUIDELINES
GENERAL OBJECTIVES AND GUIDELINES
1.1 Location of Buildings and Facilities
The objective of site plan control for building and facility location is to demonstrate the
extent to which the massing and conceptual design of new developments is designed
to:
a) provide a comfortable and pleasing environment for the intended uses in terms
of building orientation, form and siting;
b) be consistent with or complimentary to existing buildings that are to be
retained;
c) be consistent with or complimentary to existing streetscapes;
d) minimize conflicts with adjacent land uses.
1.2 General Guidelines for Building Orientation
a) Buildings should where possible reinforce the prevailing street pattern by
aligning with the established building line or street edge. Buildings may be set
back from or placed at an angle to the existing street edge if they are of
community importance
b) Where possible, public views into, through and out of a development site
should maintained and improved. Community identity can be achieved by
ensuring views to community features such as churches, heritage buildings,
bodies of water, valleys, open space and bridges are maintained
c) New development next to, parks, open space and streets should be designed
to blend with the open area
1.3 General Guidelines for Form
a) The scale and character of new development
neighbourhood pattern and/or adjacent heritagee
features on neighbouring development should
development:
i) building height
ii) ground level treatments
iii) ground level views
should reflect the existing
buildings. The following
be reflected in the new
Town of Tillsonburg Section IV
Site Plan Approval Guidelines Page 9
1.0 GENERAL OBJECTIVES AND GUIDELINES - (contd)
1.3 General Guidelines for Form - (contd)
iv) roof treatments
v) frontage widths
vi) continuity of street face
vii) facades
viii) scale of doors, window and other openings
ix) canopies
x) lighting
xi) landscaping
The developer should also be encouraged to consider the following:
i) compatibility of materials, textures and colours
ii) unique architectural details, cornices, railings, lintels, arches, ironworks,
chimneys, etc.
b) New buildings, in particular high profile buildings, should recognize possible
adverse effect of wind alt ground level by avoiding large flat surfaces facing
prevailing westerly winds, avoiding building massing which causes the
funnelling of prevailing winds, and by designing building faces of lower floors
to protect areas used for pedestrian circulation.
c) The form created by the building should produce a sense of physical security
by controlling ingress and egress as well as providing visual surveillance of all
public or common areas.
1.4 Guidelines for Handicapped Persons or Senior Citizens
Developers are encouraged and depending on the type of buildings, may be required
under the Ontario Building Code, to incorporate design features that will
accommodate senior citizens and handicapped persons. Reference should be made
to the Ontario Building Code for those buildings which are required by law to provide
facilities for handicapped persons. These facilities should be made safe and
convenient by minimizing grade changes and providing suitable curb cuts, ramps and
railways.
2.0 RESIDENTIAL OBJECTIVES AND GUIDELINES
2.1 General Guidelines for Residential Building Orientation
a) Consideration should be given to locating residential buildings close to the
north lot line to increase solar access to open spaces on the site. However the
proposed building(s) should not excessively shade adjacent private or public
property.
b) The long axis of apartment buildings should be oriented north and south or
northeast and southwest where feasible, to ensure that most of the dwelling
units will receive sunlight during some part of the day.
Town of Tillsonburg Section IV
Site Plan Approval Guidelines Page 10
2.0 RESIDENTIAL OBJECTIVES AND GUIDELINES - (contd)
2.1 General Guidelines for Residential Building Orientation - (contd)
c The long axis of residential buildings with openings on opposite sides should
be oriented east and we1►t to the greatest possible extent
d Residential buildings exceeding 4 storeys should be sited with one of the
longest walls parallel to and not more than 6 m (20 feet) from a driveway which
g
can accommodate fire equipment.
e Common areas and in particular children's play areas should be located
centrally so as to provide for visual surveillance.
2.2 Guidelines for Multi -family Residential Setbacks and Separation Spaces
aces
Separation s generally refers to the space between buildings on the same site.
p p
Setback generally refers to the space between a building and the street line or
property lineSeparation is also required for fire protection under the Ontario Building
p Y . p
Code. Separation between buildings and setbacks from property lines will address:
a Daylight/Sunlight - Spac:e should be provided around dwellings to ensure the
provision of daylight. It is also desirable to provide for direct sunlight to habitable areas of each dwelling unit, if possible, throughout the year. New
housing should be located so as not to unduly deprive existing dwellings and
private outdoor spaces in the surrounding areas of adequate sunlight or
daylight.
b Ventilation - The space around the unit should be sufficient to permit natural
ventilation of the dwelling.
c Quiet - Physical separation and/or screening should be provided between the
Q Y p
dwellingunit and adjacent users and activities to permit the occupant to enjoy
rest and privacy without undue interference from external noise:
d Visual Privacy - Windows and entrances of a dwelling unit should be
separated and/or screened from adjacent buildings and activities so as to
permit residents to make full use of their interior living spaces. Visual privacy
within a dwelling unit is affected by the frequency, duration, and proximity of
potential intrusions outside the unit. These will determine the type of
separation of screening required.
e Application of Setback and Separation Space - The minimum setback or
p
separation space in front of any window or opening should be applied along
p
the full length and height of the exterior wall. Separation spaces should be
free of buildings, roadways, communal parking areas and any communal
amenity areas intended for active use, and should generally fall within the
boundaries of the development.
Town of Tillsonburg Section IV
Site Plan Approval Guidelines Page 11
2.0 RESIDENTIAL OBJECTIVES AND GUIDELINES - (contd)
2.3 Guidelines for Private Outdoor Amenity Areas for Residential
Development
Private Outdoor Amenity Areas are intended to provide private outdoor areas
directly related to the dwelling unit which can effectively extend the living area
of the unit. These areas are to be used for recreation or aesthetic purposes
within the boundaries of a lot and may include landscaped open areas, patios,
balconies, communal lounges, swimming pools, recreation facilities and any
other areas which may be used for recreational or aesthetic purposes, but
shall not include any driveway or parking area. Private outdoor amenity areas
should address:
a Type of Occupancy - The amenity space should reflect the anticipated
type of households which will occupy the dwelling units.
b Accessibility - For ease of maintenance, an on -grade private outdoor
space should be accessible from the front of the unit without requiring
access through a living or dining room. A private outdoor space above
grade should be easilyaccessible from a principle habitable room such
as a living room.
c Separation and Screening - Separation between a private outdoor
p
space and adjacent use should be sufficient. This can be accomplished
p .
b distance separation or screening. Where screening is used to
y
provide separation between abutting on grade privacy areas, this
screening should be at least 1.5 m (5 feet) high.
d Parking Separation aration - Common parking lots should not be closer than
3 m 9.8 feet to a private outdoor space and should be oriented so that
headlights and fumes are not directed towards the private outdoor
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space b using a parallel parking arrangement or by screening with
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planting or fencing.
2.4 Guidelines for Children's Play Areas in Residential Development
All Multi-familyresidential development shall have an area set aside within the
site for the exclusive use by children as a play area. This play area shall
reflect:
a Size - A children's outdoor play area shall be sized as follows:
One or Two Bedroom Unit 1 m2 per unit
Three Bedroom Unit 1.5 m2 per unit
In no case shall the play area be less than 50 sq. metres
b Location - The area shall be located away from parking areas and
driveways and garbage bins and shall not be located closer than 5 m
(16.4 feet to any door or window of a dwelling unit. If located adjacent
to a property line, the area shall be fenced with a six foot privacy fence.
p p Y
c Surface - The areas shall be level and be landscaped with grass and
perimeter trees.
Town of Tillsonburg Section IV
Site Plan Approval Guidelines Page 12
2.0 RESIDENTIAL OBJECTIVES AND GUIDELINES - (contd)
2.5 Guidelines for Parking and Loading Facilities and Internal Driveways
(See Sections 5.15 & 5.17 of the Town of Tillsonburg Zoning By -Law)
All surfaces used for parking or vehicular circulation shall be paved with
asphalt or other equivalent hard surface approved by the Town Director of
Operations. Consideration may be given to alternative surface materials such
as cobblestone, etc., that allow precipitation to percolate into the soil, for any
parking spaces provided over the minimum number required. All parking stalls
are to be lined to delineate the size of stalls.
2.6 Guidelines for Residential Development in Proximity to Railway Lines
and Other Sources of Noise
New residential development which is proposed to locate in proximity to
railway lines or other major sources of noise will be required to meet the
Ministry of the Environment and Energy (MOEE) Noise Guidelines for
residential development to ensure an acceptable acoustical environment is
provided for future occupants.
Applicants may be required to provide in conjunction with site plans, an
acoustical engineering study outlining on site noise measurements, methods
of evaluation, noise sources and abatement measures needed to meet MOEE
standards. The applicant may also be responsible for any costs associated
with having the study reviewed by an independent acoustical engineer on
behalf of the Town of Tillsonburg.
Where noise abatement measures are required, site plans and/or landscaping
plans shall incorporate the necessary remedial measures which can include:
a) Noise attenuation fence
b) Building features such as extra insulation or air conditioning
c) Orientation of buildings such that blank walls face the noise source
3.0 COMMERCIAL OBJECTIVES AND GUIDELINES
3.1 General Guidelines for Commercial Development
a) Site new developments to ensure that adjacent properties have visual
privacy and sunlight as well as protection from the new development's
lighting, noise, odour and vibration.
b) Unsightly elements such as loading areas, snow storage, transformers,
meters, garbage enclosures and roof -top mechanical equipment should
be screened from public view.
Town of Tillsonburg Section IV
Site Plan Approval Guidelines Page 13
3.0 COMMERCIAL OBJECTIVES ,AND GUIDELINES - (contd)
3.1 General Guidelines for Commercial Development - (contd)
c) Avoid large flat surfaces, incorporate angles, differing setbacks, peaked
rooflines, canopies, and coloured trim into the building design to provide
interesting, attractive facade.
d) Provide safe convenient access for handicapped persons to all major
building entrances by means of minimal grade changes, curb cuts,
ramps and railings.
e) Provide screening and buffering between existing residential uses and
new developments.
3.2 Guidelines for Commercial Development in the Downtown
Within the Downtown, locate buildings at the minimum setback line from the
street and to a width equal to the maximum frontage of the property so as to:
a) provide frequent and convenient pedestrian connections between
buildings and the public sidewalk.
b) provide an interesting and attractive edge to the public sidewalk
c) provide weather protection for the pedestrian. Avoid conditions that
increase wind and snow piling in pedestrian areas and provide
protection for pedestrians from inclement weather with shelters,
canopies and windbreaks at building entrances and along storefront
facades.
d) minimize the public view of off-street parking areas and servicing
facilities.
e) define a public street space that is comfortable to the pedestrian in its
proportions and scale.
4.0 PARKING, DRIVEWAY AND LOADING OBJECTIVES AND GUIDELINES
4.1 Guidelines for Parking ,Areas
To ensure adequate parking areas are provided that have orderly circulation and an
attractive community appearance:
a) parking rows should be delineated by poured concrete curbs or planters
at each end to prevent uncontrolled internal traffic movements and
generally to confine traffic to designated parking aisles or driveways.
b) parking areas should be indelibly marked to designate all parking
spaces.
Town of Tillsonburg Section IV
Site Plan Approval Guidelines Page 14
4.0 PARKING, DRIVEWAY AND LOADING OBJECTIVES AND GUIDELINES - (contd)
4.1 Guidelines for Parking ,Areas - (contd)
c) parking area shall be designed so as to not require vehicles to revers
from the property onto a public street.
d) access to and from parking aisles should be minimized along main
internal driveways.
e) no more than 15 parking spaces should be permitted in a row without
an interrupting minimum 3 metre width planting area.
f) provide adequate and convenient parking for all types of motorists such
as employees, visitors and the public and clearly identify the types of
parking areas.
g) public parking should not conflict with shipping, loading, garbage
removal and utility areas.
h) parking areas should avoid excessive grades.
i) the surface of parking areas shall be paved with asphalt or other
equivalent hard surface approved by the Director of Operations.
Consideration may be given to alternative surface materials that allow
precipitation to percolate into the soil for any parking spaces provided
over the minimum number required.
j) in order that parking is not the dominant visual element in the
streetscape, screen larger parking areas with buildings, landscaping or
low walls, while still maintaining some visibility to provide public safety
by means of public surveillance.
k) provide properly identified handicapped parking spaces in close
proximity to building entrances.
4.2 Guidelines for Parking Structures
Consideration may be given to the use of parking structures in higher intensity
developments. Parking structures can consist of underground parking, sunken
open air parking lots with usable roof decks or sundecks over individual
parking spaces. They should be architecturally treated and landscaped. They
shall provide a stopping space, at least 6 metres in length with a slope of no
more than 5%, at the end of ramps to permit motorists to observe traffic and
pedestrians before safely► entering the street.
Town of Tillsonburg Section IV
Site Plan Approval Guidelines Page 15
4.0 PARKING, DR/VEWAYAND LOADING OBJECTIVES AND GUIDELINES - (contd)
4.3 Guidelines for Internal ,Driveways
To ensure adequate internal driveways:
a) main internal driveways which are heavily travelled should be
delineated by raised curbs to avoid interference to moving traffic
created by parking manoeuvring.
b) the horizontal alignment of all driveways should be geometrically sound,
but lengthy straight sections should be minimized to discourage high
speeds.
c) speed bumps may be used to discourage high speeds.
d) the design of driveways and parking aisles intersections should ensure
adequate visibility of intersecting traffic movements.
e) in large commercial or industrial developments, main internal driveways
should not be located abutting building entrances in order to minimize
pedestrian and vehicle conflicts.
f) driving lanes that allow two-way circulation are encouraged and should
be easily identifiable.
g) driving lanes should widen at drop-off areas near buildings.
h) one-way lanes shall have clearly marked directional signs.
i) turning areas shall be provided at the end of dead-end driveways.
4.4 Guidelines for Off -Street Loading Facilities
a) Access - Sufficient space should be provided on a property to permit
delivery vehicles to make all manoeuvres "off-street" and none of these
vehicles will be permitted to reverse onto or from an arterial street onto
the property. Roads providing access to building fronts and fire routes
are to be designed to support emergency vehicles.
b) Location - Access; to loading facilities may be by separate access or by
an internal driveway serving a parking area. Loading spaces shall abut
the building to be served.
c Paving - All loading spaces, manoeuvring areas and driveways should
be hard surfaced with suitable materials to the satisfaction of the Town
Director of Operations (ie. concrete, asphalt, inter -locking brick, etc.)
d) Joint Loading F=acilities - In shopping centres or other similar
integrated development, the use of joint loading facilities to serve all or
several individual businesses will be encouraged.
Town of Tillsonburg Section IV
Site Plan Approval Guidelines Page 16
4.0 PARK/NG, DRIVEWAY AND LOADING OBJECTIVES AND GUIDELINES - (contd)
4.5 Guidelines for Fire Department Access
Access to buildings for fire fighting shall be shown on the site plan as required by the
Ontario Building Code.
5.0 ACCESS AND ROAD WIDENING OBJECTIVES AND GUIDELINES
5.1 Guidelines for Access
To ensure the orderly and safe movement of traffic in and out of private properties
with minimum interference with vehicular and pedestrian traffic using the public road
system:
a) the number of access driveways should be minimized.
b) each development will be analyzed in terms of site characteristics ,
including street frontage, land area, traffic generation and parking
capacity to determine the desirable number and location of access
driveways.
c) individual residential driveways onto arterial streets should be avoided.
d) access for development on a corner lot should be as far from the
intersection of the two streets as possible.
e) where required, the site plan shall make provisions for the joint use of
common driveways between abutting properties. The agreement with
the applicant should make provision for these types of driveways.
5.2 Guidelines for Road Widenings and Site Triangles
Site plans shall show the lands too be dedicated for road widenings and site triangles.
These lands shall be free of all buildings, structures and signs and shall be used for
landscaping only.
Town of Tillsonburg Section IV
Site Plan Approval Guidelines Page 17
6.0 PEDESTRIAN FACILITY OBJECTIVES AND GUIDELINES
6.1 Guidelines for Pedestrian Facilities
To ensure the provision of salfe and convenient pedestrian circulation including
facilities for the physically challenged, senior citizens and children:
a) Sidewalks and pedestrian walkways shall be located to join building(s) access
points to other areas of the site including parking areas, recreational areas and
public sidewalks. They should be located in accordance with user needs.
Where no public sidewalk; exists, the installation of same across the frontage
of the site will normally be a requirement of development in accordance with
the standards of the Town of Tillsonburg.
b) Link public building entrances to sidewalks and parking areas by means of a
safe, convenient and well lit walkway system.
c) identify walkways that cross vehicular lanes with changes in paving materials,
signs or built elements such as canopies or arches.
d) provide continuous pedestrian walkways between entrances of units in
buildings with multiple tenancies.
e) increase walkway width where pedestrian activity is increased such as at
street corners, building entrances, storefronts, or where elements cause
obstruction (ie. door swings, overhangs, etc.)
f) protect pedestrian areas from vehicular intrusion with landscaping, curbs or
bollards.
g) minimize grade changes between the public sidewalk and pedestrian areas
adjacent to buildings.
h) pedestrian facilities shall be designed to enable senior citizens and the
physically challenged to travel unassisted from the public sidewalk to at least
one main building entrance and one main parking area by incorporating
sidewalk ramps of a proper gradient and surfacing material instead of steps.
Compliance with the Ontario Building Code will be required.
7.0 LIGHTING OBJECTIVES AND GUIDELINES
Lighting shall be installed to provide sufficient illumination of the site for:
a) pedestrian security and safety;
b) functional vehicular movement;
c) enhancement of external building design and landscaped open space.
The type, location, height, intensity and direction of lighting shall ensure that glare is
not cast onto adjacent residential properties adversely affecting living environment,
or onto adjacent public streets which would pose a vehicular safety hazard.
Moreover, illumination patterns and levels must be considered to ensure that the site
is not illuminated more than necessary.
Town of Tillsonburg Section IV
Site Plan Approval Guidelines Page 18
8.0 LANDSCAPING AND BUFFERING OBJECTIVES AND GUIDELINES
Landscaping shall be provided to improve the aesthetics and function of the site by:
a) screening unsightly areas and providing privacy.
b) adding visual interest to open space.
c) softening the dominant building at a pedestrian scale.
d) providing definition of public walkways and private amenity areas.
f) controlling access to adjoining properties.
g) providing protection from excessive wind and sun.
h) reducing storm water runoff on the site and stabilizing slopes.
8.1 Definitions of Landscai)ing
a) "Landscaping" is comprised of deciduous and coniferous trees, shrubs,
organic and herbaceous ground cover, berms, water courses, retaining walls,
fences, furniture, and other materials or objects that may be used to enhance
the function and/or aesthetics of the landscaped area
b) "Landscaped Open Space" - means the open unobstructed space at grade on
a lot, which is suitable for the growth and maintenance of grass, flowers,
bushes, trees and other landscaping and includes any surfaced walk, patio or
similar area but does not include any driveway or ramp, whether surfaced or
not, any curb, parking area or any open space beneath or within any building
or structure.
The two basic types of landscaping are "Screening" and "Ornamental Planting". The
function of each type overlap. Screening can also be Ornamental and vice versa.
8.2 Screening
Screening can include items such as plants, hedges, walls, fences, and berms, and
herbaceous or organic ground cover. Screening should be located primarily between
conflicting uses and around the perimeter of the site as well as in other areas to:
a) visually screen less pleasing elements or areas on-site such as parking areas
and service entrances as well as utility installations provided the operation and
maintenance of these installations are not compromised.
b) assist in reduction of noise between abutting properties which may adversely
affect abutting land uses,.
c) assist in reduction of noise from collector or arterial roads.
d) to protect and thereby facilitate the function of certain use areas of the site,
such as creating windbreaks or shelter for tennis courts, sunlight for outdoor
swimming pools, and creating privacy areas in residential developments.
Town of Tillsonburg Section IV
Site Plan Approval Guidelines Page 19
8.0 LANDSCAPING AND BUFFERING OBJECTIVES AND GUIDELINES - (contd)
8.3 Ornamental Planting
Ornamental planting can include items such as plants, hedges, walls, fences, and
berms, and herbaceous or organic ground cover. Ornamental planting should be
located to:
a) compliment the architecture of the building(s)
b) compliment and assist in the protection of existing trees, land forms, and
watercourses.
c) define certain spaces by enclosing or dividing areas such as passive and
active recreation areas, pedestrian circulation, and entrances onto the site.
8.4 Preservation of Existing Landscape Elements
Consideration should be given to the preservation, retention and improvement of
existing landscape elements such as major trees and water courses. Where trees are
to be preserved, the contractor should consult with the Town Parks, Community
Centre and Recreation Department as well as the Town Tree Advisory Committee.
8.5 Plant Selection
The selection of landscaping and plant material shall be based on the following
criteria:
a) Year Round and Seasonal Interest
i) colour of leaves, flowers, bark, stems berries and cones
ii) height of planting through to maturity
iii) form and shape, particularly tree species
iv) foliage density in terms of penetration of sunlight through the tree
v) hardiness and suitability to the local environment
vi) availability
b) Maintenance -fertilizing, pruning and watering
c) Function -wind protection, seasonal shading and vandal resistance
d) Physical Conditions
i) prevailing wind conditions
ii) probability of frost
iii) atmospheric pollution
iv) natural availability of water from ground water, storm run-off and
precipitation
v) proximity of buildings in terms of shadow and obstruction of sunlight
vi) proximity of roads and vehicular access ensuring sight lines are not
obstructed
Town of Tillsonburg Section IV
Site Plan Approval Guidelines Page 20
8.0 LANDSCAPING AND BUFFERING OBJECTIVES AND GUIDELINES - (cont'd)
8.5 Plant Selection - (contV)
vii) proximity of roads ensuring salt spray and snow storage areas do not
damage plantings
viii) proximity of municipal services and utilities ensuring root systems do
not obstruct sewer, and water lines, and underground hydro lines, and
branches do not obstruct overhead hydro lines.
9.0 WASTE STORAGE FACILITIES OBJECTIVES AND GUIDELINES
Site Plan Control should ensure that adequate waste storage facilities and enclosures
are provided to permit:
a) the storage of garbage between collections thereby avoiding health, safety,
and litter problems;
b) for the efficient and safe collection of garbage by collection vehicles;
c) for the storage and collection of recyclable materials;
d) protection from animals;
e) adequate separation between conflicting uses including residential uses.
9.1 Design Features of Waste Storage Facilities and Enclosures
a) Location - at an inconspicuous location at the building service entrance or
rear yard
b) Accessibility -Waste storage facilities shall be easily accessible to the waste
collection vehicle
c) Collection Platform Material -concrete pad or other structurally adequate
impervious material
d) Enclosure Wall Material -low maintenance durable material such as brick or
ornamental block or other approved material
e) Enclosure Wall Height - 2 m (6 feet) minimum
f) Clearance Opening of Gates - 1.2 m (4 feet) minimum
g) Row housing - an individual area within or immediately associated with each
unit is required for waste .storage. Common exterior storage facilities are not
recommended and will only be permitted where the applicant demonstrates
that individual storage facilities are no feasible.
h) Apartments -waste is to be centrally stored in specifically designed garbage
rooms within the building. Larger apartments are encouraged to install a
garbage compaction unit.
Town of Tillsonburg Section IV
Site Plan Approval Guidelines Page 21
10.0 GRADING AND DISPOSAL OF STORM, SURFACE AND WASTEWATER
Proper grading and disposal of storm, surface and waste waters should be
constructed in order to optimize:
a) safe, convenient and functional access for pedestrians and vehicles to all
areas of the site;
b) preservation of the natural features of the site where feasible;
c) the prevention of storm water from entering sanitary sewer system by any
means;
d) proper site drainage such that storm water is contained within the site and
directed to an internal storm drainage system, thereby preventing drainage
onto adjacent properties.
10.1 Storm Water Retention Systems
a) Flows - The flows from a development site are to be restricted to those flows
which were allowed for the site in the design of the storm sewer.
b) Retention Systems - If, in the opinion of the Town Director of Operations, a
storm water retention system is required as a method of temporary on-site
storage of storm water;, then the developer will be required to have a
professional engineer who is competent in storm water management practices,
submit to and have approved by the Town Director of Operations the design
of a storm water retention system. The approved method is to be displayed
on the site plan submitted for site plan approval.
c) Certification by Engineer - Upon completion of construction, the developer
will be required to have the professional engineer certify that the retention
system was constructed in accordance with the approved design.
d) Dry Well System - If no storm sewer is available or the storm sewer cannot
be extended, the Town may consider the use of a dry well system provided
that the applicant provides a report from a qualified geotechnical engineer that
confirms that the soils are suitable for a dry well system and that an
appropriate separation can be maintained from all buildings. The Director of
Operations may also require the installation of a drain extending from the dry
well to the streetline for a future connection to a storm sewer.
10.2 Waste Water Systems
Sampling manholes may be required to permit monitoring by the Town and the
Tillsonburg PUC. These manholes shall be displayed specifically on the site plan and
shall be located on the private drain connection(s) within the development site at the
street line.
Town of Tillsonburg Section IV
Site Plan Approval Guidelines Page 22
11.0 TREE PROTECTION STANDARDS
Tree preservation and protection will be encouraged through careful site planning
including the appropriate location of buildings, facilities and servicing. In general,
when trees are to be saved in a construction area, the following recommendations
have to be followed to ensure the longevity of those trees:
a) Where possible, no excavation should be carried out within the "drip line" of
trees to be saved. Root loss must be minimal. (drip line = outer extent of
branches)
b) No heavy equipment should be driven over the tree lawn area, to alleviate soil
compaction around the tree roots
c) No soil or construction materials should be piled over the tree lawn areas or
around the trunks
d) A snow fence or other barrier could be erected around the tree to at least the
"drip line" of the tree. The small, fibrous roots which feed the tree are in most
cases located primarily at the extremities of the root system and, therefore,
must be protected.
e) A tree preservation report may be required to be prepared by a qualified
consultant such as an urban forester, arborist, or landscaped architect. This
report should include detailed tree inventories, assessments, discussion of
alternatives and multiple recommendations.
If comments or questions regarding trees to be saved should arise, the services of the
Town's Parks office will be available at 688-9011 at any time before or during
construction.
12.0 COMMUNITY MAILBOXES
Community mailboxes should be located:
a) in areas which are satisfactory to Canada Post and the Town of Tillsonburg;
b) in areas which reduce the potential for conflict with surrounding properties,
such as on an exterior side yard;
c) in areas that provide a suitable location for the temporary parking of
automobiles;
d) on a portion of the municipal road allowance which has been widened slightly
to recognize the location of the mailbox;
e) in visible and well lit areas which provide a sense of security.
Town of Tillsonburg Section IV
Site Plan Approval Guidelines Page 23
13.0 EASEMENTS
An easement provides the right -to use private land for a specific purpose which is in
the public interest. A title search prior to developing plans will identify existing
easements and their specific use, size and location. Municipal service easements are
required for watermains, sanitary and storm sewers, and drains that traverse the site.
Utility easements are required for telephone, hydro, gas, and cable services. In order
that municipal and utility installations traversing the site can be properly installed and
maintained by the appropriate authority:
a) the site plan shall show both existing easements and any easements to be
conveyed
b) the easements shall be free of all buildings and structures
c) the treatment of the easement, including the placing of fill, vehicular access
and landscaping, shall be with the approval of the Town, PUC or utility
company to which the easement is conveyed.
14.0 PUBLIC MEETING
To assist in encouraging the integration of new development with adjacent land uses,
the Development Coordinating Committee may request Town Council to hold a public
meeting at the site plan approval stage. Public meetings should be encouraged in
situations where the location, massing and conceptual design of new development
may significantly affect the character of the surrounding area. The applicant should
be notified of any requirement for a public meeting as close to the beginning of the
application process as possible.
15.0 SECURITY DEPOSIT
In accordance with the Town of Tillsonburg Site Plan Control By-law, an applicant
may be required to provide the Town with a deposit of cash, certified cheque or
irrevocable letter of credit, or any combination thereof, to ensure satisfactory provision
and maintenance of the building, structures, facilities and work approved under the
site plan approval process. The security shall be administered in accordance with the
following provisions:
a) The security shall be provided prior to the issuance of a building permit by the
Town Chief Building Official.
b) The amount of the security shall be based on 50% of the estimated cost of the
site works (ie. asphalt, curbing, landscaping, servicing, etc.) of the proposed
development or $1,000.00, whichever is more. The amount of the security
shall be listed in the agreement with the applicant.
Town of Tillsonburg Section IV
Site Plan Approval Guidelines Pa e 24
15.0 SECURITY DEPOSIT - (contd)
c The release of the security may be done in phases as each phase (servicing,
buildings and structures, landscaping, etc.) is completed. The method by
which the release in phased shall be outlined in the agreement with the
applicant.
d The release of the security shall be upon completion of work to the satisfaction
of the Town Chief Building Official, the Town Director of Operations and the
Town Chief Adminstrative Officer / Clerk.
Schedule "B"
(updated February 14, 2000)
The Town of Tillsonburg Development ment Coordinating Committee shall consist of the people
holding the following positions:
Town Chief Administrative Officer / Clerk
Town Director of Operations
Town Director of Corporate Services
Town Chief Building Official
Town Planner - Oxford County Public Health and Planning Department
Secretary (Town Senior Adminstrative Assistant)
The application fee for Site Plan Approval in the Town of Tillsonburg is $225.00 +GST
($15.75) _ $240.75 payable to the "Treasurer of the County of Oxford".
The application fee for appeal of the Development Coordinating Committee decision to Town
Council is $125.00 payable to the "Treasurer of the Town of Tillsonburg".
SCHEDULE "C"
TOWN OF TILLSONBURG
SAMPLE SITE PLAN CONTROL AGREEMENT